Mortgage Broker in Westchester, Miami, FL

Short answer

In Q2 2026 the median Westchester house sold for $710,000, above the $667,000 FHA limit but well inside the $832,750 conforming limit, so most buyers here use a 5%-down conventional loan or put about 6% down on FHA. QMS Lending is an independent mortgage broker with 100+ lenders, and because Westchester is unincorporated Miami-Dade it carries a lower 2025 tax rate of about 1.69%.

What Westchester is and what homes cost

Westchester is not a city. It is a census-designated place in unincorporated Miami-Dade County, about 10 miles west of downtown Miami, with 56,384 residents in the 2020 census (it absorbed the former University Park CDP that year). Florida International University sits in its northwest corner, Bird Road runs through it and Tropical Park sits inside it, and mailing addresses read "Miami" across ZIP codes 33144, 33155, 33165, 33174 and 33175.

In Q2 2026 Westchester recorded 36 single-family sales at a median of $710,000 (down 1.4% year over year) and 12 townhouse/condo sales at a median of $294,000, per Florida Realtors data published by MIAMI REALTORS (as of October 2026). The county house median was $675,000.

This is a house market: about 75% of sales were single-family. Houses sold at 96.5% of the original list price in a median 48 days, with only 2.7 months of supply. That is tight. Sellers here often pick the cleanest offer, so a full underwritten pre-approval and a realistic appraisal plan matter.

FHA vs conventional at the Westchester median

The 2026 Miami-Dade FHA limit is $667,000 for one unit; the 2026 conforming limit is $832,750 (as of October 2026).

• FHA: on a $710,000 house, 3.5% down would be a $685,150 loan, over the limit. To stay at $667,000 you need $43,000 down, about 6.1%.
• Conventional: 5% down is $35,500 and a $674,500 loan, inside conforming. With 20% down there is no PMI.
• Condos and townhouses at the $294,000 median fit any program, including FHA with 3.5% down if the project is FHA-approved.

For most median-priced Westchester houses the choice is about credit score and DTI, not the limit. See FHA vs conventional in Miami-Dade and our FHA loan limits for Miami-Dade.

Taxes in unincorporated Miami-Dade

Because Westchester has no city government, it pays the Unincorporated Municipal Service Area (UMSA) rate of 1.9090 mills instead of a city millage. The 2025 total is 16.9317 mills, about 1.69% of taxable value, per the Miami-Dade Property Appraiser (as of October 2026). That includes the county (4.5740 plus 0.4171 debt), school board (5.4990 plus 1.0000 voted and 0.1340 debt), fire rescue (2.3965), library (0.2812), Children's Trust (0.4638) and the water districts.

On a $710,000 house that is roughly $12,000 a year before the homestead exemption, estimated at your purchase price. Compare that with nearby incorporated cities that add their own millage on top of the county.

If you are buying from a long-time owner, their bill reflects years of the Save Our Homes cap. Your bill resets to market value the year after you buy, so we qualify you on the new number.

Flood and insurance for Westchester houses

Westchester is inland, but parts of west Miami-Dade still map into Special Flood Hazard Areas, and flood insurance is required on any federally backed mortgage there. Check the parcel with the county flood zone tool (gisweb.miamidade.gov/floodzone) or the Flood Zone Hotline at 305-372-6466.

Unincorporated Miami-Dade moved from Community Rating System Class 5 to Class 3, which gives qualified UMSA policyholders a 35% discount on NFIP flood premiums for policies issued or renewed on or after April 1, 2024. Westchester buyers get that discount because they are in UMSA. A new flood policy generally takes effect 30 days after purchase, so do not wait until the week of closing to shop it.

Much of the housing is mid-century concrete-block ranch houses. Expect insurers to ask for a 4-point inspection and a wind mitigation report; roof age often drives the premium more than the price of the house.

Down payment help and loan programs for Westchester buyers

Westchester has no city program, so buyers use county and state money.

• Miami-Dade County Homebuyer Down Payment Assistance: up to $35,000, 0% interest, deferred up to 30 years; income under $95,620 (1 person) to $136,500 (4); 1% of the price from your own funds; fixed-rate first mortgage; shared equity if sold within 6 years.
• MDEAT Homeownership Assistance Program: up to $28,500 at or below 80% AMI, or $14,500 up to 140% AMI, forgiven after 20 years; no purchase price cap.
• Florida Hometown Heroes: 5% of the first mortgage, $10,000 to $35,000, for first-time buyers in eligible full-time jobs such as teachers, nurses and first responders. Funded in rounds.

Loan programs that fit here:

• Conventional with 5% down for the median house.
• FHA with about 6% down at the median, or 3.5% under $691,000.
• VA loans: 0% down for veterans.
• Bank statement loans for the self-employed contractors and small-business owners common in west Miami-Dade.
• HELOC for long-time owners with equity who want to add a bedroom or impact windows without refinancing their first mortgage.

Why work with QMS Lending for Westchester

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). Westchester is close to our office, so we know its appraisers, title companies and the FIU-area market. We shop your file across 100+ wholesale lenders instead of one rate sheet, so a condo with a questionnaire problem or a self-employed borrower can land with the lender that wants that file.

The team is bilingual (English and Spanish), led by Michael Fernandez, NMLS #1491775, President, with 4.9 stars across 200+ Google reviews. Rates vary daily; call 305-425-1990 for today's pricing. Subject to credit approval. Equal Housing Opportunity.

Down payment help for Westchester buyers

• Miami-Dade County Homebuyer Down Payment Assistance Up to $35,000, 0% deferred up to 30 years; income under $95,620 (1 person) to $136,500 (4); 1% buyer contribution; fixed-rate first mortgage only. ↗
• MDEAT Homeownership Assistance Program (HAP) Up to $28,500 (80% AMI or below) or $14,500 (above 80% up to 140% AMI); 0%, forgiven after 20 years of occupancy; no price cap; 2-4 units ineligible. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 to $35,000, 0% deferred 30-year second; first-time buyers working full time for a Florida employer in eligible jobs. Funded in rounds. ↗

Nearby cities

KendallCoral GablesDoralMiami